Land to the rear of, 5 Send Barns Lane, Send, GU23 7BT

28 dwellings with associated landscaping and parking following the demolition of 5 Send Barns Lane. Creation of a new access off Send Barns Lane

Authority: Guildford Borough Council
Appeal type: major · Planning Appeal
Procedure: Written Representations
Development: residential · Major dwellings
Inspector: Leonard S

Main issues, as the Inspector framed them

The effect of the appeal scheme on the character and appearance of the area
Whether the appeal scheme makes an appropriate contribution towards affordable housing
Whether the appeal scheme would provide adequate mitigation for the TBHSPA

What decided it

The material harm to the character and appearance of the area caused by the dense, urbanising form of development, which would be strongly at odds with the semi-rural character and loose-knit layout of the locality, outweighs the benefits of housing delivery in an area with a demonstrable five-year housing land supply.

The benefits of housing delivery, affordable housing provision, economic benefits and good accessibility were outweighed by the significant harm to character and appearance and the failure to achieve the social objective of sustainable development in fostering well-designed places.

Framework references: 8, 12, 69

Plan policies cited: Saved Policy G1, Saved Policy G5, Policy D1, Policy H2

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.